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Former Castle Irwell Student Village, Cromwell Road, Salford, M6 6DB

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Former Castle Irwell Student Village, Cromwell Road, Salford, M6 6DB APPLICATION No: 20/75047/REM APPLICANT: Castle Irwell Limited LOCATION: Former Castle Irwell Student Village, Cromwell Road, Salford, M6 6DB. PROPOSAL: Details of reserved matters (appearance, landscaping, layout and scale) pursuant to outline planning permission 18/71890/OUTEIA for Phase One of the development comprising of 157 residential dwellings with public open space, landscaping, boundary treatments and associated infrastructure. WARD: Irwell Riverside Description of Site and Surrounding Area This application relates to phase one of the former Castle Irwell student village site, which is situated to the northern side of Cromwell Road (see figure 1 below). Phase one (as indicated by the red line boundary within figure 1) measures 15.05 acres (6.09 hectares), which, in terms of area, is 42% of the whole site (the remainder if which is indicated by the blue line within figure 1). The site is irregular in shape and extends northward alongside the River Irwell and, to the west, along Littleton Road. Though the site is currently vacant, as previously indicated, the site was recently used as a student village by the University of Salford and was a racecourse prior to that. The racecourse use ceased in 1963 and in 1973 The University of Salford acquired the site and subsequently constructed several student accommodation buildings. These buildings were occupied up until 2015. In 2016 a remnant racecourse stand was damaged by fire and subsequently demolished along with the vacant student accommodation buildings. The locally listed former turnstiles building is situated within the wider site, occupying the south-eastern corner. A historic brick wall encloses the site along both the Cromwell Road and Littleton Road frontages. The northern boundary of the site is in part enclosed by a high bund. This bund is designed to defend the site and adjacent land to the south from flood waters. Immediately adjacent to this bund is a disused playing Figure 1 pitch. Vegetation extends around much of the perimeter of the site. This vegetation is however mostly concealed from view from the public realm behind the brick wall enclosing the street frontages of the site. Description of Proposal An application for outline planning permission (18/71890/OUTEIA) for a residential-led development (including up to 500 dwellings), 25,000 sqft of commercial floorspace, land reserved for a school and other associated works, with all matters reserved except for access, was approved by Planning Panel on 4 October 2018. The decision notice was released on 16th June 2020 once all remaining legalities were settled. This submission represents the first phase of development following the granting of the aforementioned outline planning permission. Phase one comprises of 157 residential dwellings with public open space, landscaping, boundary treatments and associated infrastructure. The detailed urban design has been designed around the ethos of removing as many cars as possible from the streetscene. More specifically the scheme consists of: • Properties fronting the landscaped areas or Cromwell Road with parking positioned to the rear, which is fully enclose by built form and electronic gates (see figure 2), and front and rear gardens; • The primary access to the estate would be via Cromwell Road, which leads directly to a linear park and public open space (flanked by plots 1 and 6); • In total there are three vehicular and pedestrian access points to the site through phase one and a dedicated pedestrian access between plots 3 and 4; • Roadways have been designed to reduce ‘rat-running’ and include short-stay visitor lay-bys to avoid parking elsewhere; • A cycle route would run between the north and south access (through the linear park) and around the public open space; • The site walls on Cromwell Road and Littleton Road will be refurbished and enhanced; • Houses would have a level access and comply with national space standards; • The dwellings vary in scale between two and three storeys and mostly have pitched roofs with the odd housetype of flat roof design; • Predominately the dwellings are two and three bedroomed with a limited number of four beds; • In terms of parking provision, 1.5 spaces are provided for two and three bed properties and 2 spaces for four bed properties. The larger properties also have a driveway; and, • The public open space would be fully landscaped with play provision and surrounded by built development to provide good natural surveillance. Figure 2 Publicity Site Notice: Non HH Affecting public right of way Date Displayed: 25 June 2020 Reason: Article 13 affect public right of way Site Notice: Non HH setting of listed building Date Displayed: 25 June 2020 Reason: Affecting setting of Listed Building Press Advert: Manchester Weekly News Salford Edition Date Published: 25 June 2020 Reason: Article 15 Affect Public right of Way Affecting setting of Listed Building Neighbour Notification 113 neighbouring occupiers have been notified of the application via letter dated 18th June 2020 with a reply by date of 9th July 2020. Representations No letters of representation have been received in response to then application publicity. Relevant Site History 18/71890/OUTEIA Outline planning application for a residential-led development including up to 500 dwellings (Use Class C3), up to 25,000 sqft of commercial floorspace (Use Classes A1, A2, A3, A4, A5, B1 and D1), land reserved for school (Use Class D1) and other associated works, with all matters reserved except for access off Cromwell Road (A576) and Littleton Road. Approved on 16th June 2020. 20/75053/DISCON Request for confirmation of compliance of conditions 5 (Phase 2 Site Investigation Report) and 6 (Contaminate Land Remediation Strategy) attached to planning application 18/71890/OUTEIA. Pending Consideration. 20/75054/DISCON Request for confirmation of compliance of condition 11 (Surface Water Drainage) attached to planning application 18/71890/OUTEIA. Pending Consideration. 20/75055/DISCON Request for confirmation of compliance of condition 20 (Construction Management Plan) attached to planning application 18/71890/OUTEIA. Pending Consideration. 20/75057/DISCON Request for confirmation of compliance of condition 32 (Tree Constraints Plan) attached to planning permission 18/71890/OUTEIA. Discharged. 20/75062/DISCON Request for confirmation of compliance of condition - 34 (Replacement Trees) attached to planning permission 18/71890/OUTEIA. Pending Consideration. 20/75267/DISCON Application for approval of details reserved by condition 28 (Community Use Agreement) 18/71890/OUTEIA. Discharged. Former Manchester Racecourse Turnstiles Building 20/75015/FUL Refurbishment and single storey rear extension to former Manchester Racecourse Turnstiles Building with ancillary car parking and associated works for short term use as Offices/Sales and Marketing Suite and long term use as commercial space (to be used flexibly within use classes A1, A2, A3, A4, A5, B1 and D1). Approved on 12th June 2020. 20/75594/DISCON Request for confirmation of partial compliance of conditions 4 (Materials), 7 (Tree Protection Plan) and 8 (Arboricultural Method Statement) attached to planning permission 20/75015/FUL. Pending Decision. Consultations Design for Security No objection subject to a condition reflecting the physical security specifications set out in the Crime Impact Statement, if the application is to be approved. Environment Agency A holding objection has been issued. Further information has been requested concerning the positioning of the river bank toe in relation to the proposed access road, proposed floor levels across the whole site, and how the fluvial modelling has been undertaken. The model files have been submitted and the applicant’s team have met with the Environment Agency to agree a strategy to resolve the outstanding matters. Environmental Protection The Environmental Assessment Report and Geotechnical Assessment Report have been reviewed under application 20/75053/DISCON, with a recommendation that the land contamination conditions be discharged for phase 1 of the development. The Construction Environmental Management Plan was reviewed under application 20/75055/DISCON with a recommendation that condition 20 be discharged subject to highways agreement. In light of these submission, no concerns are raised relating to this reserved matters application. Greater Manchester Ecological Unit The landscape masterplan is acceptable. Further biodiversity enhancement with regards to bird and bat boxes is required. Greater Manchester Fire and Rescue Services No comments received to date Highways No objection has been raised subject to several points of clarification being sought concerning junction design, internal layout, waste management and footway design. Historic England No comments received to date Lancashire Wildlife Trust No comments received to date Landscape Design Further information and amendments were requested concerning trees, planting design, hard landscaping, boundary treatments, ecological enhancement, the use of K barriers and management and maintenance. Natural England No comments received to date PSSC Canal And River Trust No comments received to date Senior Drainage Engineer The Flood Risk Assessment (FRA) and Drainage Strategy outline the intention is to provide a good SuDS scheme. The drainage strategy is in line with the FRA. There is a good outline design presented, which will be firmed up though the submission of information to discharge the relevant conditions attached
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